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HomeMy WebLinkAboutStaff Comments CITY OF MERIDIAN Planning Departtnent Memo To: Mayor and City Council From: Justin Lucas, Associate City Planner CC: Applicant, Legal, Clerks Office, Project File April 5, 2007 Blaclcrock Castle Greens Subdivision (AZ-06-059, PP-06-059) April 1 0, 2007 City Council Agenda Item RECEIVED ,~P!? 0 5 2007 C~ty Of Meridian CIty Clerk Office Date: Re: Based on the discussion that took place at the March 27th City Council Meeting the applicant has provided more information regarding these applications (AZ-06-059, PP-06-059). The main issues that were discussed by the Council at the previous public hearing were: 1. Increase the lot sizes to a minimum of 8,000 square feet along a minimum of90% of the subdivision perimeter. 2. Details about the irrigation ditch being left open along the entrance to the subdivision. 3. Proposed neighborhood park details 4. Secondary access details 5. Architectural enhancements 6. Front yard landscaping 7. Wing Fencing In response to these issues the applicant has revised the preliminary plat and submitted a letter with specific items to be included in a revised development agreement for this project. Staff has reviewed the revised preliminary plat and the proposed additions to the development agreement and finds them to be consistent with the discussion that was held at the previous public hearing. The following bulleted points provide a brief summary of the applicant's revised proposal: . The revised preliminary plat contains lots that exceed 8,000 square feet, over 90% of the subdivision perimeter. . The applicant has agreed to cover the inigation ditch near the entrance of the property to increase safety in this area. . The applicant has provided a detailed breakdown of the value of the proposed neighborhood park. . The applicant has agreed to provide secondary access with the first phase of the development to be approved by the fire department. . The applicant has proposed several architectural standards to be included in the development agreement which include a minimum 10% accent material on the front facade, minimum 12 inch eaves to project from all exterior walls, and various other architectural enhancements (see attached for a complete list). . The applicant has also included a portion of the proposed CC and R's for the development that reference front yard landscaping and wing fencing. In general staff is supportive of the applicant's proposed revisions and finds them to be consistent with the direction that was given at the previous public hearing. The letters and development agreement additions proposed by the applicant are attached to this memo for the Mayor and City Council to review. Attachments: 1. Letter from Kent Brown, Bailey Engineers 2. Estimated Value of Proposed Neighborhood Park 3. Additional Development Agreement Provisions Proposed by the Applicant 4. Portion of the Proposed CC and R's for the Development that Reference Front Yard Landscaping and Fencing. 1. Letter from Kent Brown, Bailey Engineers (Applicant's Agent) f?l'Iailey Engineering,lnc. CIVIL ENGINEERINGIPLANNINGICADD April 3, 2007 City of Meridian Mayor and Council c/o City of Meridian Planning Department 660 E. Watertower Ste 202 Meridian In 83642 RE: Blackrock Castle Greens Subdivision Dear Mayor and Council, At the March 27d1 for Blackrock the City Council requested the developer make some modifications to the plat and provide clarification to some items that were raised that at the hearing. The following is a summary of those requests: ReQuests for plat modifications: · 90% of the exterior boundary be 8,000 SF or larger with those lots being moved to the less than 8,000 SF lots being moved from exterior boundary to interior of the subdivision ReQuests for clarification of issues: . Details about the ditch being left open along entrance to subdivision . Neighborhood Park details . Secondary access details . When will the front yards be landscaped and will that be enforced? . Details about fencing of the Lots how will it be enforced? . Building accents types and enforcement Response to olat modifications: We have switched all but one lot along the exterior bOWldary of the preliminary plat to now be 8,000 SF or larger. In addition we transferred those less than 8,000 SF lots to the following interior blocks of the subdivision Block 21,24,25,37,38 and 47. We made these changes without moving any of the streets or reducing any of the common area. Response for issues raised March 2t'.- Ditch issue As the City of Meridian has no fonnula for detemlining whether a ditch is child safe if open or not we have decided to withdraw our request and just tile the ditch. Neighborhood Park details We have contracted with Jensen-Belts Architects to design a City of Meridian Neighborhood Park in the configuration the Parks Department staff desired for the propelty. This design has been completed and was presented and approved by Meridian Parks Commission on March 14u1, The developer is proposing to build the Park in the first phase ofBlackrock Subdivision. 1500 E. Iron Eagle Drive + Eagle, Idaho 83616 + Tel.: 208.938-0013 + Fax: 208-938-0516 www.baileyengineers.com All the improvements would built by the developer with the City of Meridian paying for the restroom, shelter, telmis COlllt improvements. The developer would pay tor all the green up landscaping, trees and the parking lot. A detailed breakdown of the estimated costs is attached. Secondary Access: Per SITE SPECIFIC REQUIREMENT 3.9 We will provide a secondary access with the first phase of development. This access will be through the Whitebark Subdivision to the north. This access will follow the a!igrunent of the sewer through Whitebark Subdivision to Amity Road. All the remaining items front yard landscaping and fencing and building accents are covered with Hubble Homes attached additions to the development agreement with the city and amendments CC&R's language as attached. In conclusion, we have attempted at every step in the platting process to be flexible to the needs and desires of approving agencies. We have made an effort to address any and all the issues that have arisen in this preliminary platting process. Also, we have tried to communicate our desire to build an attractive neighborhood on this site. With the requested changes we have continued to be able to maintain the same 27.59 acres of common area for the over all project. In closing, we are requesting your approval of these applications. Sincerely, .,' ,{ ( " .\/;\. . xc<)'-...-- :::""1........~ ,-- Kent Brown Planner Enclosure CC Providence Development Group, LLC File C25110 2. Estimated Value of Proposed Neighborhood Park 3. Additional Development Agreement Provisions Proposed by the Applicant i.... HUBBLE H 0 M E S More Space. Less Moneyl. 701 $ol,lth Allen Sl. Suit!:! 104 M.r;d,ao. ID 83642 P: 208-433-8800 F: 208.378.0329 hubblehomes.com. The Owner/Developer/Association shall establish and timely enforce Covenants, Conditions, and Restrictions to be recorded against the Property proposed for residential subdivision development which contain the following minimum design standards for single family dwellings: a. The front surface area of dwellings shall have a minimum often percent (J 0%) brick, stone or stucco accent. b. The minimum floor area or minimum dwelling size shall be one thousand four hundred (1400) square feet, exclusive of the garage area_ c. All dwellings shall be provided with eaves which project not less than twelve (12) inches beyond the side of the exterior wall. d. Two-stOlY dwellings shall include architectural features such as, but not limited to, roof lines, belly bands, pop-outs, cantilevers, material variations, color variations, etc_, and eave "eyebrows" constructed with a minimum overhang of twelve inches across the full width of the garage to break the plan of the lower and upper levels. e. The roof pitches for dwellings shall be a minimum of five-twelfths (5/12) pitch. f. Roof coverings for dwellings shall be of materials generally accepted as the industry standard. If the roof covering is asphalt shingles, shingles shall include a minimum warranty of twenty-five (25) years. g. Elevations of dwellings shall incorporate varied wall planes or roof tonns, and main entries shall be defined by incorporating architectural elements sllch as roof gables, dormers, stairways, vestibules, wainscoting, lighting, etc. h. Window treatments may include additional trim, mullions, or shutters. i. Each dwelling shall contain a front porch, balcony, or courtyard. j. Dwellings with identical elevations shall not be constructed adjucent to or directly across the street from one another. -lOl)l)O-f10IblECiALI;\IJ:->:,,2.\ I 4. Portion of the Proposed CC and R's for the Development that Reference Front Yard Landscaping and Fencing. ~.... HUBBLE H 0 M E S More Space. Less Money /. 701 Sooth Allen 51. P; 208.433-8800 Suite 104 F: 208-378-0.329 Mer;dion. ID 83642 hubblehomes.com. Front Yard: Within ninety (90) days after the date of closing, the Owner of the Building Lot shall landscape that portion of Owner's Building Lot lying in between the lot lines of the Building Lot and which is in front ofthe residential structure ("front yard"). Such front yard landscaping shall, at a minimum, include: (i) sod (ii) at least one (1) tree having a diameter, when measured six (6) inches about the root ball, of one inch (I "); and (iii) five (5) one-gallon shrubs. For building Lots located on a comer, the required front yard landscaping shall also mean to include all of the Owner's Building Lot area in between the Lot line adjacent to the side street and the residential structure ("side yard"). At least two (2) additional trees of one inch (I") caliper shall be planted in such side yard. If Owner fails to install front yard and/or applicable side yard landscaping within sixty (60) days after closing, Grantor shall provide thirty (30) days notice to Owner of Grantor's intent to complete the minimum landscape requirements on Owner's Building Lot at Owner's expense. Grantor will promptly bill Owner for the full cost of any work done in furtherance of this section. If the Grantor does not receive full payment from the Owner within sixty (60) days of billing, the Grantor reserves the right to place a lien on the Owner's Building Lot Back Yard~ The Owner ofthe Building Lot shall landscape that portion ofthe Owner's Building Lot lying between the lot lines of the Building Lot and which is in the back of the residential structure ("backyard") with sod or seed under one of the following conditions: (a) within one (I) year of closing if the back yard has been enclosed by a fence; or (b) within ninety (90) days of closing if the back yard has not been enclosed by a fence. Fencing: Wing fencing shall be required on all Building Lots within ninety (90) days after the dalC of closing. Rear and side yard fencing are optional. Any fencing on a Building Lot shall comply with all criteria contained in this section. Fence must be constructed of six (6) foot dog-ear cedar slats with steel posts. No fence, hedge or boundary wall situated anywhere upon a Building Lot shall have a height greater than six (6) feet above the finished graded surface ofthe Building Lot or Common Area upon which such fence, hedge or boundary wall is situated; provided, however, that any fence constructed immediately adjacent to a swimming pool for the purpose of safety may be at a height required by applicable governmental agencies and/or homeowner liability insurcr(s). Any fence or boundary wall constructed on or near the lot line common to one or more Building Lots shall be constructed as a "good neighbor" fence or wall. No chain link fences are allowed except along water courses, ditches or canals and pennissioll to I. HUBBLE More Space. Less Money!' 701 South Allen 5t. Su11e 104 Meridian. 1083642 P: 208.433.8800 F: 208-378-0329 hubb!ehomes.com. construct any such fence must be obtained by the Board prior to construction. All such fences shall be six (6) feet in height. All fences constructed by Grantor or the Association in any Common Area shall be owned and maintained by the Association_ No Owner shall be permitted to place a fence adjacent to and contiguous with a Common Area fence constructed in a Common Area_ No fence shall be constructcd so as to extend toward the front of the Building Lot past two (2) feet behind the front plane of the residential structure constructed thereon or closer than fifteen (15) feet to any side Building Lot line of a comer Building Lot adjacent to a dedicated street. Grantor may construct perimeter fencing around all or part of the exterior boundary of Castle Greens_ It shall be the responsibility ofthe Owner of any Building Lot with such perimeter fencing to maintain, repair and/or replace, as needed, that portion of the perimeter fence on that Owner's Building Lot. The maintenance, repair and/or replacement shall be performed so as to keep the perimeter fencing uniform, attractive, and hamlonious. In all cases where the Owner installs fencing, hedge or boundary walls, or causes fencing, hedge or boundary walls to be installed, it is the sole responsibility of the Owner to determine proper lot boundaries before installing any fence, hedge or boundary wall.